Several residents of the northern section of New Milford are opposing a change to the zoning regulations that would permit the proposed 508-unit Dunham Farm proposal to go forward.

Some of those who objected to the regulation change said at a continued Zoning Commission hearing Tuesday night that they do not oppose the active adult community that Vespera Investments wants to build on 164 acres of Carl Dunham's Candlewood Mountain property.

What they object to is the adoption of a what they said is a "flawed" regulation that would create a zone that could apply to any parcel of 150 acres or more anywhere in town.

Several Dunham Farm supporters said Tuesday, however, that the town needs to provide attractive housing options for those over 55 who want to stay in the area but no longer want the upkeep of a single-family home.

Resident Charles Barlow called Dunham Farm "a fabulous project." He and several other supporters said the proposal would expand the tax base without adding students to the schools and would have a limited draw on other town services.

"The project may be wonderful, but this zone isn't," said Cathy Gambino, president of the Northville Residents' Association.

Mrs. Gambino, wife of former Mayor Bob Gambino, said allowing four units per acre negates zoning. She argued that existing cluster conservation and active adult regulations counteract any need for a new zone.

Mary Jane Peterson, a resident of the Merryall section of New Milford, said the proposed regulation has "grave implications for future land use patterns" and ignores the town's Plan of Conservation and Development, which calls for low-density, single-family housing in the remote rural areas.

"This model is completely incompatible with northern New Milford," Mrs. Peterson said, calling the proposal "the wrong regulation, impacting the wrong areas at the wrong time."

Zoning Commission Chairman George Doring said if the regulation change is adopted, it would not give a large property owner the automatic right to a zone change and high density development.

He said a property owner would just have the option of applying for a zone change and then would have to go through the land use process, including a site plan approval.

Mr. Doring and fellow zoner Brooks Temple said the town has a shortage of dwellings that meet the state criteria for affordable housing. They said the 508 planned units would put the town further behind in meeting the 10 percent goal the state is imposing and asked developer Karl Frey of Vespera Investments to consider ways his proposed project might help provide a greater variety of units to meet affordable criteria.

Mr. Frey said Wednesday he would work on the idea of affordable housing in the context of a 55 and older community to see if he could come up with something that would make sense.

Last Friday, Vespera flew balloons on the property for a zoning site visit to indicate the height of rooflines of proposed buildings. Balloons were below tree lines that will remain untouched by the development.

Zoning member Steve Paduano asked that balloons be flown again after leaves have fallen.

"It's our intent in the next two weeks to find a way to rework the proposed regulation working with the town's zoning attorney to address the concerns of residents," Mr. Frey said Wednesday.

He said the wording could perhaps be changed to require access to a major road and town services for a project of the density of Dunham Farm.

Harold Mayer, a member of the Candlewood Lake Authority, asked that any approval stipulate there would be no marina or docks on Candlewood Lake. He's also concerned the zone change could lead to high-density development at the end of Candlewood Mountain Road on the Vaughns Neck property currently owned by Northeast Utilities.

Zoners continued a hearing on the proposed major planned residential development zone and a zone change for 164 acres of Mr. Dunham's Candlelight Farms to Oct. 26.

On Tuesday, Tom McGowan, the executive director of the New Milford-based Weantinoge Heritage Land Trust, argued that the proposed regulation change would promote large, high-density development of the nature of Southbury's Heritage Village.

Mr. McGowan said the regulation should require a connection to the town's sewer system and not leave open the possibility of a package treatment plant. He said the density should remain one and a half to two acres per unit, not four units an acre and the open space requirement should be at least 50 percent.

Mr. McGowan said if the regulation were adopted, it would have the potential to be applied on any parcel of 150 or more acres, including in the West Aspetuck River watershed, an area he said needs protection from development.

Mrs. Furhman said the founder of HVA believes growth can go hand in hand with conservation.

Mr. Frey has said he believes development can be a catalyst for conservation. The Dunham Farm plan calls for two-thirds of the site - 100 acres - to be left as open space.

Lindsay Law and Guy Peterson, who both live on Cheniske Road in Merryall, called for the regulation to apply to just the 700 acres belonging to Mr. Dunham and not the entire town.

Mr. Dunham said he's confident the regulation can be fine-tuned. He said he's trying to provide a "quality project that is a positive for the town... quality in design, in structure."

He's already been approached by several people anxious to move in.

Resident Sandra Richman told zoners a friend in California has already called her to get information about the development because she'd like to retire to Dunham Farm.

"It's beautifully done," Ms. Richman said, adding that the Dunham Farm proposal answers the needs of seniors who want to remain independent and be able to walk to a community center.

"It's something that's going to add a lot to New Milford," she said.

Jeanette Pearlman of Sherman, an administrator and health consultant with a background in senior living, said the integrity of the "magnificent property" would remain intact, while adding revenue and little traffic.

Vespera has estimated the 508 units with an average sales price of $450,000 would add $4.2 million annually to the town's tax collections at the current mill rate.

Stilson Hill resident Rachel Leigh said the plan was progressive yet sympathetic to the surroundings and urged its support.

Indian Trail Road resident Warren Braren, however, said the town needs a strategic plan that outlines how the town should develop before zoners make a regulation change that has the potential to change the character of the town.

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"This model is completely incompatible with northern New Milford... [It is] the wrong regulation, impacting the wrong areas at the wrong time."